ADM. REVIEW DOCKET NOS.: GB 210001 RO ET AL.
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          ------------------------------------X 
          IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NOS.:              
                                                 GB 210001 RO
                                              :  GB 210006 RO
                                                 GB 210007 RO           
                                                 GB 210008 RO         
             ROE MANDREL ASSOC.                  GB 210009 RO
                                                 GB 210010 RO
                                                 GB 210011 RO
                                                 GB 210012 RO
                                                 GB 210013 RO
                                                 GB 210015 RO
                                                 GB 210343 RO
                                                 GB 210344 RO
                                                 GB 210345 RO
                                                 GB 210346 RO
                                                 GB 210347 RO
                                                 
                                                 RENT ADMINISTRATOR'S
                                                 DOCKET NO.:
                              PETITIONER      :  EE 230092-B
          ------------------------------------X  PREMISES: 159 South Second  
                                                           St., Brooklyn,    
                                                           N.Y.

            ORDER AND OPINION DENYING PETITIONS FOR ADMINISTRATIVE REVIEW


               The above-named owner filed timely petitions for 
          administrative review of an order issued concerning the housing 
          accommodation relating to the above described docket numbers.

               The petitions have been consolidated for disposition as they 
          involve similar issues of law and fact.

               The Commissioner has reviewed all the evidence in the record 
          and has carefully considered that portion of the record relevant to 
          the issues raised by the petitions.

               This proceeding was commenced when the tenants of 16 of the 21 
          apartments in the subject building joined in the filing of a 
          complaint asserting that the owner had failed to maintain certain 
          services in the subject building, including dirty hallways, 















          ADM. REVIEW DOCKET NOS.: GB 210001 RO ET AL.

          defective mailboxes, garbage in the courtyards, lack of a 
          superintendent, defective lights in the hallways, defective 
          entrance door, defective hallway windows, and painting of hallways 
          required.                                

               In his answer, the owner denied the allegations set forth in 
          the tenants' complaint or otherwise asserted that all required 
          repairs had been or would be completed.

               Thereafter on October 10, 1991 an inspection of the subject 
          building was conducted by a D.H.C.R. inspector who reported that 
          there was no sign posted regarding the availability of a 
          superintendent and that numerous public hallway windows were 
          defective.

               The results of the inspection were sent to the owner on 
          December 5, 1991 with directions to submit within 20 days 
          substantiation of the completion of repairs.  No response from the 
          owner was received.  

               The Rent Administrator directed restoration of defective 
          services and further ordered, a reduction of the stabilization rent 
          for all tenants who joined in the complaint.

               In his petitions for administrative review, the owner states, 
          in substance, that repairs have been performed.  Included with the 
          petitions are numerous copies of paid receipts from a glazier, 
          dated between May 1990 and December 1991.

               After careful consideration, the Commissioner is of the 
          opinion that the petitions should be denied.

               Section 2523.4 of the Rent Stabilization Code requires DHCR 
          reduce rents, upon application by tenants, based on a finding that 
          the owner has failed to maintain required services.  Required 
          services are defined in Section 2520.6(r) as all services provided 
          or required to be provided on the base date or thereafter, 
          including but not limited to repairs, decorating and maintenance 
          and janitorial services.

               In the instant case, the Commissioner finds that the owner has 
          offered insufficient reason to disturb the Administrator's 
          determination which was properly based on the entire record, 
          including the results of the on-site inspection conducted in the 
          subject building.  The owner failed to respond to the opportunity 





          to establish that the conditions cited in the inspection report  
          were repaired.  The receipts purporting to show window repairs were 






          ADM. REVIEW DOCKET NOS.: GB 210001 RO ET AL.

          not submitted below, do not identify the premises, and generally 
          predate the inspector's visit which revealed numerous defective 
          windows.

               This Order and Opinion is issued without prejudice to the 
          owner's right to file appropriate applications with the Division 
          for restoration of rents based upon a restoration of services, if 
          the facts so warrant.

               THEREFORE, in accordance with the provisions of the Rent 
          Stabilization Law and Code, it is

               ORDERED, that these petitions be, and the same hereby are, 
          denied, and the Rent Administrator's order be, and the same hereby 
          is, affirmed.

          ISSUED:





                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    







    

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